131 W 2nd St · Newburg, MO 65550

$73,900

5 bd · 1.0 ba · 1,994 sqft · SingleFamily public records · 71 Days on market

Built 1940 10,454 sqft lot $37/sqft · 8% below area Est $80k · 8% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +11.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Perched proudly on a hill in the heart of Newburg, this stately 1.5-story home offers timeless charm paired with extensive recent upgrades and endless potential. Featuring 4 bedrooms and 2 bathrooms, the home welcomes you with a spacious open-concept living room and kitchen, complete with a cozy freestanding wood-burning stove—perfect for gathering on cooler evenings. Step outside to the expansive wraparound porch and take in the breathtaking views of the river valley below, an ideal setting for relaxing or entertaining. Major improvements provide peace of mind, including a fully updated electrical system with a new 200-amp service, weatherhead, meter box, and all new wiring on the main level, plus a separate breaker panel for the upstairs. The upper level has been completely gutted, fully insulated to R-30, features brand new windows, a whole-house exhaust fan, and is partially finished with one room drywalled and two additional rooms ready for completion. Additional upgrades include new plumbing throughout, new Schedule 40 sewer lines connected to the city main, brand new stove and dishwasher (plus an additional dishwasher in the mudroom), as well as a washer, dryer, and new toilets in both bathrooms. A large unfinished basement offers even more space for storage or future expansion. With its stunning setting, substantial updates, and room to make it your own, this home is ready for your finishing touches. Don't miss this opportunity! Schedule your private tour of this timeless property today!

Key facts

• 0.24 acre lot
• Built 1940
• Listed 70 days

Tags

• EXPANSIVE WRAPAROUND PORCH
• NEW PLUMBING THROUGHOUT
• LARGE UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#758 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Newburg R-II (rural): math 15% / reading 28% proficiency, ranked #299 of 324 in MO (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($511 loan paydown + $2k appreciation (3.0% local appreciation)).
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,466 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.10%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (median comp): $80,394
• List price: $73,900
• Delta: -8.08%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 W 4th St	0.14mi	4/1.0 (-1)	1,885 (-6%)	4mo	$104,500	$55	76
316 Bench St	0.21mi	5/2.0	2,016 (+1%)	24mo	$38,290	$19	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.60×
• Total profit: $33,186
• Equity at exit: $33,229

10-year hold

• IRR: 28.8%
• Equity multiple: 5.07×
• Total profit: $84,166
• Equity at exit: $51,209

Cash invested: $20,692 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65550

• Active inventory: 41
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,108/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $381

Break-even live

Break-even rent $646

Max offer price $73,900

Occupancy floor 61%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,475
• Closing costs: $2,217
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $73,900 Active 71 DOM
2. 2026-06-18
   days on market $73,900 Active 70 DOM
3. 2026-06-17
   days on market $73,900 Active 69 DOM
4. 2026-06-16
   days on market $73,900 Active 68 DOM
5. 2026-06-15
   days on market $73,900 Active 67 DOM
6. 2026-06-14
   days on market $73,900 Active 65 DOM
7. 2026-06-12
   days on market $73,900 Active 64 DOM
8. 2026-06-09
   days on market $73,900 Active 61 DOM
9. 2026-06-08
   days on market $73,900 Active 60 DOM
10. 2026-06-07
    days on market $73,900 Active 59 DOM
11. 2026-06-03
    days on market $73,900 Active 55 DOM
12. 2026-06-03
    price $73,900 Active 54 DOM
13. 2026-06-02
    days on market $88,900 Active 54 DOM
14. 2026-06-01
    days on market $88,900 Active 53 DOM
15. 2026-05-31
    days on market $88,900 Active 52 DOM
16. 2026-05-30
    days on market $88,900 Active 51 DOM
17. 2026-05-01
    price $89,900 1527-char remark

    Show marketing remark (1527 chars)

    Perched proudly on a hill in the heart of Newburg, this stately 1.5-story home offers timeless charm paired with extensive recent upgrades and endless potential. Featuring 4 bedrooms and 2 bathrooms, the home welcomes you with a spacious open-concept living room and kitchen, complete with a cozy freestanding wood-burning stove—perfect for gathering on cooler evenings. Step outside to the expansive wraparound porch and take in the breathtaking views of the river valley below, an ideal setting for relaxing or entertaining. Major improvements provide peace of mind, including a fully updated electrical system with a new 200-amp service, weatherhead, meter box, and all new wiring on the main level, plus a separate breaker panel for the upstairs. The upper level has been completely gutted, fully insulated to R-30, features brand new windows, a whole-house exhaust fan, and is partially finished with one room drywalled and two additional rooms ready for completion. Additional upgrades include new plumbing throughout, new Schedule 40 sewer lines connected to the city main, brand new stove and dishwasher (plus an additional dishwasher in the mudroom), as well as a washer, dryer, and new toilets in both bathrooms. A large unfinished basement offers even more space for storage or future expansion. With its stunning setting, substantial updates, and room to make it your own, this home is ready for your finishing touches. Don't miss this opportunity! Schedule your private tour of this timeless property today!

18. 2026-04-09
    listed $109,000 Active 1527-char remark

    Show marketing remark (1527 chars)

    Perched proudly on a hill in the heart of Newburg, this stately 1.5-story home offers timeless charm paired with extensive recent upgrades and endless potential. Featuring 4 bedrooms and 2 bathrooms, the home welcomes you with a spacious open-concept living room and kitchen, complete with a cozy freestanding wood-burning stove—perfect for gathering on cooler evenings. Step outside to the expansive wraparound porch and take in the breathtaking views of the river valley below, an ideal setting for relaxing or entertaining. Major improvements provide peace of mind, including a fully updated electrical system with a new 200-amp service, weatherhead, meter box, and all new wiring on the main level, plus a separate breaker panel for the upstairs. The upper level has been completely gutted, fully insulated to R-30, features brand new windows, a whole-house exhaust fan, and is partially finished with one room drywalled and two additional rooms ready for completion. Additional upgrades include new plumbing throughout, new Schedule 40 sewer lines connected to the city main, brand new stove and dishwasher (plus an additional dishwasher in the mudroom), as well as a washer, dryer, and new toilets in both bathrooms. A large unfinished basement offers even more space for storage or future expansion. With its stunning setting, substantial updates, and room to make it your own, this home is ready for your finishing touches. Don't miss this opportunity! Schedule your private tour of this timeless property today!

19. 2023-11-06
    soldstatus
20. 2023-10-06
    soldstatus Closed 1004-char remark

    Show marketing remark (1004 chars)

    They don't build them like this anymore! Perfectly situated on a corner lot, atop a hill, this stately home overlooks the beautiful Little Piney Valley in the heart of Newburg. Just minutes from MS&T, this home offers so much character and potential. The views from the covered wrap-around porch are spectacular! The living room boasts original hardwood flooring, period millwork, a wood-burning stove, and exposed brick accents. The dining room features a bay window and provides additional access to the impressive covered porch. The kitchen leads to the rear entrance. Completing the main level of the home is the main floor master suite with a full bathroom, a 2nd nonconforming bedroom (no closet), and a full guest bath. Upstairs is the 2nd master suite with a half bath. There is also a partial basement for your additional storage needs. Make this the home of your dreams or add to your rental portfolio! Priced to sell, this investment opportunity won't last. SCHEDULE YOUR SHOWING NOW!

21. 2023-09-07
    status Pending 1004-char remark

    Show marketing remark (1004 chars)

    They don't build them like this anymore! Perfectly situated on a corner lot, atop a hill, this stately home overlooks the beautiful Little Piney Valley in the heart of Newburg. Just minutes from MS&T, this home offers so much character and potential. The views from the covered wrap-around porch are spectacular! The living room boasts original hardwood flooring, period millwork, a wood-burning stove, and exposed brick accents. The dining room features a bay window and provides additional access to the impressive covered porch. The kitchen leads to the rear entrance. Completing the main level of the home is the main floor master suite with a full bathroom, a 2nd nonconforming bedroom (no closet), and a full guest bath. Upstairs is the 2nd master suite with a half bath. There is also a partial basement for your additional storage needs. Make this the home of your dreams or add to your rental portfolio! Priced to sell, this investment opportunity won't last. SCHEDULE YOUR SHOWING NOW!

22. 2023-08-23
    status Active 1004-char remark

    Show marketing remark (1004 chars)

    They don't build them like this anymore! Perfectly situated on a corner lot, atop a hill, this stately home overlooks the beautiful Little Piney Valley in the heart of Newburg. Just minutes from MS&T, this home offers so much character and potential. The views from the covered wrap-around porch are spectacular! The living room boasts original hardwood flooring, period millwork, a wood-burning stove, and exposed brick accents. The dining room features a bay window and provides additional access to the impressive covered porch. The kitchen leads to the rear entrance. Completing the main level of the home is the main floor master suite with a full bathroom, a 2nd nonconforming bedroom (no closet), and a full guest bath. Upstairs is the 2nd master suite with a half bath. There is also a partial basement for your additional storage needs. Make this the home of your dreams or add to your rental portfolio! Priced to sell, this investment opportunity won't last. SCHEDULE YOUR SHOWING NOW!

23. 2023-08-18
    status Pending 1004-char remark

    Show marketing remark (1004 chars)

    They don't build them like this anymore! Perfectly situated on a corner lot, atop a hill, this stately home overlooks the beautiful Little Piney Valley in the heart of Newburg. Just minutes from MS&T, this home offers so much character and potential. The views from the covered wrap-around porch are spectacular! The living room boasts original hardwood flooring, period millwork, a wood-burning stove, and exposed brick accents. The dining room features a bay window and provides additional access to the impressive covered porch. The kitchen leads to the rear entrance. Completing the main level of the home is the main floor master suite with a full bathroom, a 2nd nonconforming bedroom (no closet), and a full guest bath. Upstairs is the 2nd master suite with a half bath. There is also a partial basement for your additional storage needs. Make this the home of your dreams or add to your rental portfolio! Priced to sell, this investment opportunity won't last. SCHEDULE YOUR SHOWING NOW!

24. 2023-08-16
    listed $39,900 Active 1004-char remark

    Show marketing remark (1004 chars)

    They don't build them like this anymore! Perfectly situated on a corner lot, atop a hill, this stately home overlooks the beautiful Little Piney Valley in the heart of Newburg. Just minutes from MS&T, this home offers so much character and potential. The views from the covered wrap-around porch are spectacular! The living room boasts original hardwood flooring, period millwork, a wood-burning stove, and exposed brick accents. The dining room features a bay window and provides additional access to the impressive covered porch. The kitchen leads to the rear entrance. Completing the main level of the home is the main floor master suite with a full bathroom, a 2nd nonconforming bedroom (no closet), and a full guest bath. Upstairs is the 2nd master suite with a half bath. There is also a partial basement for your additional storage needs. Make this the home of your dreams or add to your rental portfolio! Priced to sell, this investment opportunity won't last. SCHEDULE YOUR SHOWING NOW!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,545
• − Mortgage interest: −$4,140
• − Property taxes: −$1,108
• − Insurance: −$370
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,150
• Taxable income: $3,611
• Est. tax owed @ 24.0%: −$867
• After-tax cash flow: $3,706/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Newburg R-II
• NCES district ID: 2922140
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $39,225
• Composite: 18.08/100
• National rank: #8976
• State rank: #299 of 324 in MO

Livability — Newburg

• Score: 55/100
• State rank: #758
• US rank: #23594

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newburg, MO
• Population (ZIP): 3,119

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 14% Hispanic / Latino 4% Native American 2%
• Common ancestry: Slovak 5% Lithuanian 3% Serbian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 0%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+125.3% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $89,900 MARIS as Distributed by MLS Grid
• 2026-04-09 Listed $109,000 MARIS as Distributed by MLS Grid
• 2023-11-06 Sold (Public Records) — Public Records
• 2023-10-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-09-07 Pending — MARIS as Distributed by MLS Grid
• 2023-08-23 Relisted — MARIS as Distributed by MLS Grid
• 2023-08-18 Pending — MARIS as Distributed by MLS Grid
• 2023-08-16 Listed $39,900 MARIS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $138 · +11.0% YoY. Source: county tax records.